19 Belmont Avenue, Calcutt, Knaresborough HG5 8JH
Condition: Mid-terraced house with an inoperable/unsafe gas fire since 2015, defective electrical socket, joinery/door defects, damp with plaster and mould issues, though a working central heating system is present.
Evidence considered
- Tenant provided no comparable rental evidence, only photographs of disputed condition issues (unchallenged by landlord).
- Landlord submitted 8 comparable lettings on the same street; after removing 3-bed properties, an outlier (refurbished to high standard), a duplicate and a withdrawn listing, only two 2-bed comparables (£725 and £750) were considered relevant.
- Tribunal relied mainly on the more recent £825 end-terrace comparable, adjusting for its greater appeal as an end terrace versus the subject mid-terrace.
- Starting market rent of £775 pcm (assuming good condition) reduced by £75 total for service/electrical defects, internal condition/damp issues, and tenant-made improvements.
Tenant submitted evidence: no. Landlord submitted evidence: yes.
Tribunal's reasoning
The tribunal started from a notional market rent of £775 pcm for the property if it were in good, modernised condition, based on its own expertise and the landlord's comparable evidence (narrowed down to two relevant 2-bed lettings on the same street). It then deducted £75 pcm in total to reflect unresolved condition issues (defective gas fire and electrics, damp, joinery defects) and unchallenged tenant-funded improvements, arriving at £700 pcm. The tenant's claim of undue hardship was rejected as unevidenced, so the new rent took effect from the date in the landlord's notice.
Read the original decision (PDF, GOV.UK)
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